Short answer
An office fit-out in Dubai typically costs AED 280–550 per sq ft for a full fit-out and from AED 600 per sq ft for a premium one, and takes about 8–18 weeks on site after the approvals. You will need the landlord's NOC, a fit-out permit from the authority for the building, and Civil Defence approval whenever fire alarms or sprinklers change.
- Cat A is the landlord's base build; Cat B is the fit-out that makes it your office.
- Approvals usually take from two working days to four weeks, depending on the zone, DEWA and Civil Defence.
- Partitions, ceilings, power and data, and AC changes drive most of the cost.
- A single design-and-build contractor keeps the drawings, approvals and works on one schedule.
Cat A and Cat B: what you are paying for
Most Dubai office units are leased in Category A condition: raised floor or screed, a suspended ceiling, base lighting, AC and fire systems. A Category B fit-out turns that shell into a working office: reception, meeting rooms, private offices, open-plan workstations, a pantry, finishes, furniture and the company's identity.
If the unit is handed over as a bare shell, Cat A works are needed first, which adds cost and time.
How much it costs
| Level | Typical rate | What it covers |
|---|---|---|
| Light refresh | AED 90–160 / sq ft | Paint, flooring, lighting, minor joinery in an existing layout |
| Full fit-out | AED 280–550 / sq ft | New layout, glass partitions, ceilings, power and data, AC changes, pantry |
| Premium fit-out | AED 600–1,100 / sq ft | Bespoke joinery, acoustic rooms, feature lighting, branded reception |
VAT, furniture, IT equipment and authority fees are usually priced separately.
Approvals for an office fit-out
Landlord or building NOC
The building approves the design, the contractor, insurance and the working rules.
Fit-out permit
Issued by the authority for the building, for example the DDA, Dubai Municipality, Trakhees, DMCC or DIFC. In DDA zones the contractor applies and the permit is typically issued within two working days.
Civil Defence
Any change to fire alarms, sprinklers, exits or emergency lighting needs Dubai Civil Defence approval, and installation by an approved company.
DEWA
If the office needs more electrical capacity, a registered contractor submits a load application with the board schedules and a single-line diagram.
Completion
Inspections, the Civil Defence completion certificate and the fit-out completion certificate let you open.
A realistic schedule
- Design and drawings: 2–4 weeks.
- Approvals: from a few days to 3–4 weeks when DEWA or Civil Defence are involved.
- Works on site: about 8–12 weeks for up to 3,000 sq ft and 12–18 weeks for larger floors.
- Snagging, cleaning and handover: about one week.
Example: Vostok Real Estate
For the Vostok Real Estate agency we fitted out a single floor in a Dubai business centre: a reception with a backlit branded desk, a meeting room for eight, glass-partitioned offices, an open-plan sales area and a staff lounge. We prepared the working drawings, approved the project with building management, made the reception desk and furniture in our own workshop and handed the office over in time for its opening.
Questions and answers
How much does an office fit-out cost per square foot in Dubai?
Indicatively AED 280–550 per sq ft for a full fit-out and AED 600–1,100 for a premium one. A light refresh in the existing layout costs about AED 90–160 per sq ft.
How long does an office fit-out take in Dubai?
Usually 3–6 months from the first brief to handover: design, approvals and 8–18 weeks of works depending on the size of the office.
Who applies for the fit-out permit, the tenant or the contractor?
The contractor or consultant usually applies on the tenant's behalf; in DDA zones the applicant must be the contractor. The tenant provides the lease, the landlord's NOC and trade licence details.
Do I need Civil Defence approval for a small office?
Yes if the work touches fire alarms, sprinklers, exits or emergency lighting, which most new layouts do. Even moving a sprinkler head needs to be reviewed.
Sources
- Dubai Development Authority: Fit-out permit
- DEWA: Electricity connection and additional load
- dubizzle: Fit-out approvals in Dubai
Fees, rules and timelines change; check the current requirements with your developer, building management and the relevant authority before you start.
